Item5ProposalOfApplicationNotice PRE20240026 CommitteeReport

Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 08 Novem­ber 2024 Page 1 of 7

Com­mit­tee report

Devel­op­ment proposed:

Pro­pos­al of applic­a­tion notice — 35no. res­id­en­tial units at land adja­cent to Lettoch Road, 160m south of Lyn­stock Park, Nethy Bridge

Ref­er­ence: PRE/2024/0026

Applic­ant: AW Laing

Date called-in: N/A

Recom­mend­a­tion: For inform­a­tion only

Case officer: Kath­er­ine Don­nach­ie, Plan­ning Officer

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Pur­pose of Report

1. To inform the Plan­ning Com­mit­tee of: a) A Pro­pos­al of Applic­a­tion Noti­fic­a­tion (PAN) b) To allow mem­bers to raise any views on the issues to be addressed in an application.

Back­ground

1. The Plan­ning etc. (Scot­land) Act 2006 requires that any developer pro­pos­ing to sub­mit a major plan­ning applic­a­tion must under­take stat­utory pre- applic­a­tion con­sulta­tion with the com­munity. Before com­men­cing on this con­sulta­tion, the developer is required to serve a ​“Pro­pos­al of Applic­a­tion Notice” (PAN) on the Plan­ning Authority.

2. The Cairngorms Nation­al Plan­ning Author­ity (CNPA) Plan­ning Com­mit­tee in Decem­ber 2015 agreed a pro­ced­ure to allow mem­ber involve­ment in pre- applic­a­tion advice for major plan­ning applic­a­tions – such major applic­a­tions are called in for determ­in­a­tion by the CNPA. This report informs the Plan­ning Com­mit­tee of a Pro­pos­al of Applic­a­tion Notice (PAN) for a pro­posed hous­ing devel­op­ment at Nethy Bridge. The sub­mis­sion of the PAN accords with the pro­vi­sions of the Plan­ning etc. (Scot­land) Act 2006. It explains that the applic­ants pro­pose to carry out two pub­lic events as required by legis­la­tion. The applic­ants have now con­firmed that this will com­prise a walk-in event on 13 Novem­ber 2024 at Nethy Bridge Com­munity Hall between 4pm and 7pm and a fur­ther walk-in event on 27 Novem­ber 2024, also in the Nethy Bridge Com­munity Hall. These events will be advert­ised in the loc­al press Strath­spey Herald.

3. The PAN was lodged on 25 Septem­ber 2024 with the High­land Coun­cil and made val­id on 10 Octo­ber 2024. Mem­bers are asked to note that this PAN may form the basis of a sub­sequent plan­ning applic­a­tion. The sub­mit­ted inform­a­tion is attached as Appendix 1 and com­prises the PAN and Site Plan.

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 08 Novem­ber 2024 Page 3 of 7

1. The pro­ced­ure agreed at the Decem­ber 2015 Plan­ning Com­mit­tee meet­ing involves officers present­ing the inform­a­tion provided by the applic­ant and a short cov­er­ing report to high­light the rel­ev­ant policy frame­work, likely mater­i­al con­sid­er­a­tions and key issues asso­ci­ated with the pro­posed development.

2. Plan­ning Com­mit­tee mem­bers then have an oppor­tun­ity to note any rel­ev­ant issues that a future applic­a­tion would be expec­ted to address. Mem­bers may wish to note that in this case the applic­ant sought pre-applic­a­tion advice from the High­land Coun­cil and CNPA officers provided input into that pro­cess. A copy of this advice is attached as Appendix 2. This sets out issues to be addressed, rel­ev­ant policies and a sum­mary of intern­al con­sul­tee responses.

3. Mem­bers are not being asked to approve the pre-applic­a­tion advice of officers or to dis­cuss the mer­its of the pro­pos­al. Instead, as noted above, they are being asked to note any rel­ev­ant issues that a future applic­a­tion would be expec­ted to address.

The Pro­pos­al

1. The pro­pos­al is for the erec­tion of 35 new houses with asso­ci­ated land­scap­ing, access and drain­age infra­struc­ture. Access is pro­posed onto Lettoch Road with an intern­al loop road run­ning through the site to ser­vice the plots. Land­scaped areas are shown in the west­ern part of the site between the hous­ing the River Nethy, with two land­scape cor­ridors run­ning through the hous­ing devel­op­ment west — east to Lettoch Road. Con­nect­ing paths are indic­ated through these cor­ridors. A SuDS fea­ture is pro­posed in the south west­ern part of the site and a play area is pro­posed in the south east­ern part of the site. See Appendix 1 (a) for site plan.

Site Descrip­tion

1. The site com­prises approx­im­ately 3.5 hec­tares of undu­lat­ing agri­cul­tur­al land loc­ated on the south­east­ern edge of Nethy Bridge, bounded by the River Nethy to the south­w­est and Lettoch Road to the north­east. Exist­ing hous­ing on the edge of the vil­lage lies to the north­w­est while the southeastern

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 08 Novem­ber 2024 Page 4 of 7

bound­ary com­prises rising ground cul­min­at­ing in a more com­plex knolly out­crop. Land in the west­ern part of the site is iden­ti­fied in SEPA’s flood maps as being at risk of flood­ing and the River Nethy is part of the River Spey Spe­cial Area of Con­ser­va­tion. Part of the site lies with­in an area des­ig­nated for hous­ing as H1 – Lettoch Road.

1. A copy of the loc­a­tion plan is attached as Appendix 3.

Devel­op­ment Plan Context

1. Any pro­posed devel­op­ment will be con­sidered against the rel­ev­ant policies and guid­ance as con­tained with­in the Devel­op­ment Plan. This now com­prises the Cairngorms Nation­al Park Loc­al Devel­op­ment Plan 2021 (LDP) and the Nation­al Plan­ning Frame­work 4 (NPF4). Where there is con­flict between policies, NPF4 policies will be used.

Policies

Nation­al Plan­ning Frame­work 4 (NPF4) Scot­land 2045 |Nation­al policy | | | — — — — — - | — — — — — - | |Policy 1| Tack­ling the cli­mate and nature crises | |Policy 2| Cli­mate mit­ig­a­tion and adapt­a­tion | |Policy 3| Biod­iversity| |Policy 4| Nat­ur­al places| |Policy 5| Soils| |Policy 6| Forestry, wood­land and trees| |Policy 9| Brown­field, vacant and derel­ict land, and empty build­ings| |Policy 12| Zero waste| |Policy 13| Sus­tain­able trans­port| |Policy 14| Design, qual­ity and place| |Policy 15| Loc­al liv­ing and 20-minute neigh­bour­hoods| |Policy 16| Qual­ity homes|

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|Policy 18| Infra­struc­ture first| |Policy 20| Blue and green infra­struc­ture| |Policy 21| Play, recre­ation and sport| |Policy 22| Flood risk and water man­age­ment| |Policy 23| Health and Safety| |Policy 25| Com­munity Wealth Building|

Stra­tegic policy	Cairngorms Nation­al Park Part­ner­ship Plan 2022 – 2027
	Cairngorms Nation­al Park Loc­al Devel­op­ment Plan (2021)
Loc­al plan policy	(Policies rel­ev­ant to the assess­ment of this applic­a­tion are marked with a cross (x))
Policy 1	New hous­ing development	X
Policy 2	Sup­port­ing eco­nom­ic growth
Policy 3	Design and placemaking	X
Policy 4	Nat­ur­al heritage	X
Policy 5	Land­scape	X
Policy 6	The sit­ing and design of digit­al com­mu­nic­a­tions equipment
Policy 7	Renew­able energy
Policy 8	Open space, sport and recreation
Policy 9	Cul­tur­al heritage
Policy 10	Resources	X
Policy 11	Developer oblig­a­tions	X

Plan­ning Guidance

1. Sup­ple­ment­ary guid­ance also forms part of the Loc­al Devel­op­ment Plan and provides more details about how to com­ply with the policies. Guid­ance that is rel­ev­ant to this applic­a­tion is marked with a cross.

|Policy 1| New Hous­ing Devel­op­ment Sup­ple­ment­ary Guid­ance| X| |Policy 2| Sup­port­ing Eco­nom­ic Growth Non-Stat­utory Guidance| |

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 08 Novem­ber 2024 Page 6 of 7

|Policy 3| Design and Place­mak­ing Non-Stat­utory Guid­ance| X| |Policy 4| Nat­ur­al Her­it­age Non-Stat­utory Guid­ance| X| |Policy 5| Land­scape Non-Stat­utory Guid­ance| X| |Policy 7| Renew­able Energy Sup­ple­ment­ary Guid­ance| | |Policy 8| Sport and Recre­ation Non-Stat­utory Guid­ance| | |Policy 9| Cul­tur­al Her­it­age Non-Stat­utory Guid­ance| | |Policy 10| Resources Non-Stat­utory Guid­ance| X| |Policy 11| Developer Oblig­a­tions Sup­ple­ment­ary Guid­ance| X|

Poten­tial Mater­i­al Plan­ning Con­sid­er­a­tions and Issues to Address

1. Key mater­i­al plan­ning con­sid­er­a­tions for any sub­sequent applic­a­tion are as fol­lows: a) The prin­ciple of devel­op­ment b) Loc­al Devel­op­ment Plan des­ig­na­tion c) Land­scape impacts d) Design and lay­out e) Flood­ing and sur­face water man­age­ment f) Envir­on­ment­al impacts (includ­ing impact on any des­ig­nated sites) g) Impacts on amen­ity of res­id­en­tial prop­er­ties in the area h) Access and ser­vi­cing, includ­ing path links i) Afford­able hous­ing deliv­ery j) Developer obligations

Con­clu­sion and Next Steps

1. The report presents the inform­a­tion sub­mit­ted to date as part of the PAN. Officers have sum­mar­ised the policy con­sid­er­a­tions against which any future plan­ning applic­a­tion will be con­sidered as well as poten­tial mater­i­al plan­ning con­sid­er­a­tions and key issues. The sum­mary is not exhaust­ive, and fur­ther mat­ters may arise as and when a plan­ning applic­a­tion is received and in the light of pub­lic rep­res­ent­a­tions and con­sulta­tion responses.

2. It is recom­men­ded that the Com­mit­tee notes the sub­mis­sion of the PAN and advises of any addi­tion­al mater­i­al issues it wishes be brought to the applicant’s attention.

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Cairngorms Nation­al Park Author­ity Ugh­dar­ras Pàirc Nàiseanta a’ Mhon­aidh Ruaidh Item 5 Plan­ning Com­mit­tee 08 Novem­ber 2024 Page 7 of 7

Recom­mend­a­tion

That mem­bers of the com­mit­tee: a) Note the Pro­pos­al of Applic­a­tion Noti­fic­a­tion; b) Note the CNPA Officer’s pre-applic­a­tion advice on the issues to address; and c) Advise of any addi­tion­al rel­ev­ant issues to be addressed in any future application.